2112 City View Ave · Los Angeles, CA 90033

$485,000

4 bd · 2.0 ba · 1,560 sqft · MultiFamily public records · 145 Days on market

Built 1899 6,238 sqft lot $311/sqft · 32% below area Est $711k · 32% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Probate. Subject to court confirmation and overbids. Fixer Duplex currently functioning as an unpermitted six-unit property. 6,238 sq. ft. lot with approximately 1,560 sq. ft. of permitted living space. This is an ideal project for experienced investors looking to unlock upside through improvements and optimized use. Nearby attractions include the scenic hiking trails at Ascot Hills Park, Cal State LA, the dining and nightlife of Highland Park, the shops and restaurants of Alhambra Place, everything DTLA has to offer and much more! Drive by ONLY. Will not qualify for financing.

Key facts

• Scenic hiking trails
• 6,238 sq ft lot
• Built 1899

Tags

• SCENIC HIKING TRAILS
• SHOPS AND RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $485k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $447k (7.9% below list).
• Recommended offer: $427k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.1% in Los Angeles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.3%/yr); 107 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $4,467/mo this rent would consume 90% of the median local household income ($60k/yr) (locally 3159% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $185k; list at $485k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $426,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $710,808
• List price: $485,000
• Delta: -31.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2627 Pomeroy Ave	0.58mi	4/3.0	1,544 (-1%)	3mo	$587,000	$380	65
2714 New Jersey St	0.61mi	4/2.0	1,664 (+7%)	1mo	$530,000	$319	60
2517 Houston St	0.39mi	5/2.0 (+1)	1,428 (-8%)	6mo	$640,000	$448	58
114 Vicente Fernandez St	0.62mi	4/2.0	1,500 (-4%)	14mo	$585,000	$390	53
2719 Cincinnati St	0.54mi	4/2.0	1,746 (+12%)	6mo	$715,000	$410	50
1131 Cornwell St	0.39mi	5/2.0 (+1)	1,717 (+10%)	17mo	$700,000	$408	46
2530 Ganahl St	0.49mi	5/2.0 (+1)	1,471 (-6%)	21mo	$850,000	$578	45
2580 Ganahl St	0.54mi	3/3.0 (-1)	1,374 (-12%)	11mo	$730,000	$531	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-63,873
• Equity at exit: $72,315

10-year hold

• IRR: -9.7%
• Equity multiple: 0.48×
• Total profit: $-70,661
• Equity at exit: $41,934

Cash invested: $135,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90033

• Home prices YoY: -29.9%
• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $4,467 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$345 /mo · $4,144/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $438

Break-even live

Break-even rent $3,912

Max offer price $485,000

Occupancy floor 85%

Sensitivity live

Price	-10% $713	-5% $575	+0% $438	+5% $301	+10% $164
Rent	-10% $85	-5% $262	+0% $438	+5% $615	+10% $791
Rate	-1.0pp $682	-0.5pp $561	base $438	+0.5pp $312	+1.0pp $185

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$4,468
Total (2 units)			$4,467

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2439 Malabar St Los Angeles, CA	4.0	3.0	1450	$3,500	$2.41	25d	1	0.31mi
644 N Boyle Ave Los Angeles, CA	5.0	4.5	1872	$4,050	$2.16	44d	1	0.38mi
2520 Boulder St Los Angeles, CA	4.0	4.0	1968	$4,110	$2.09	19d	1	0.41mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	18d	1	0.43mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	25d	1	0.43mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	6d	1	0.43mi
2509 Cincinnati St Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	44d	1	0.43mi
2507 Cincinnati St Unit 2509 Los Angeles, CA	4.0	3.5	1540	$3,695	$2.40	44d	1	0.43mi
2509 1/2 Cincinnati St Los Angeles, CA	3.0	2.5	1540	$3,295	$2.14	44d	1	0.43mi
2635 Dobinson St Unit A Los Angeles, CA	3.0	2.0	2000	$2,900	$1.45	44d	1	0.55mi
2720 Cincinnati St Unit 2720 Los Angeles, CA	3.0	3.0	1300	$2,979	$2.29	44d	1	0.56mi
2512 Pennsylvania Ave Los Angeles, CA	4.0	4.0	1770	$3,850	$2.18	16d	1	0.59mi
2649 Marengo St Unit 264905 Los Angeles, CA	3.0	2.0	1156	$2,795	$2.42	25d	1	0.60mi
2800 Winter St Los Angeles, CA	3.0	1.0	1300	$3,150	$2.42	22d	1	0.62mi
2114 E 2nd St Los Angeles, CA	4.0	3.0	1700	$3,799	$2.23	2d	1	0.64mi
2114 E 2nd St Los Angeles, CA	4.0	3.0	1700	$3,995	$2.35	44d	1	0.64mi
1010 Tremont St Los Angeles, CA	3.0	1.0	1200	$2,450	$2.04	25d	1	0.66mi
2843 Folsom St Unit 2845E Los Angeles, CA	5.0	5.0	1825	$4,495	$2.46	16d	1	0.71mi
1529 Pleasant Ave Unit C Los Angeles, CA	4.0	2.0	1669	$3,580	$2.14	25d	1	0.72mi
1514 Pleasant Ave Unit 1518 Los Angeles, CA	3.0	2.0	1300	$3,395	$2.61	25d	1	0.76mi
1520 Pleasant Ave Los Angeles, CA	3.0	2.0	1300	$3,395	$2.61	44d	1	0.76mi
1411 Tremont St Unit 2 Los Angeles, CA	3.0	3.0	1400	$3,795	$2.71	3d	1	0.78mi
414 S Saint Louis St Unit 414 Los Angeles, CA	3.0	1.0	1100	$3,200	$2.91	44d	1	0.80mi
121 Cancion Way Los Angeles, CA	3.0	3.0	1508	$3,875	$2.57	44d	1	0.84mi
446 S St Louis St Los Angeles, CA	3.0	2.0	1200	$3,500	$2.92	44d	1	0.86mi
1534 N Soto St Los Angeles, CA	4.0	3.0	1550	$3,995	$2.58	2d	1	0.88mi
1542 Ricardo St Los Angeles, CA	3.0	2.0	1600	$3,500	$2.19	44d	1	0.92mi
1571 Ricardo St Los Angeles, CA	5.0	5.0	2250	$4,350	$1.93	15d	1	0.94mi
1301 N Stone St Los Angeles, CA	3.0	2.0	1369	$4,200	$3.07	25d	1	0.94mi
1142 N Alma Ave Los Angeles, CA	3.0	2.0	1248	$3,500	$2.80	6d	1	0.97mi
1614 N Soto St Los Angeles, CA	4.0	3.0	1295	$3,850	$2.97	44d	1	0.97mi
3173 Fairmount St Los Angeles, CA	3.0	2.0	1100	$3,300	$3.00	44d	1	0.99mi
472 N Ezra St Los Angeles, CA	4.0	2.0	1056	$3,650	$3.46	25d	1	1.04mi
1652 Murchison St Unit 1650 Los Angeles, CA	5.0	5.0	2137	$4,095	$1.92	6d	1	1.07mi
1652 Murchison St Unit 1652 Los Angeles, CA	4.0	5.0	2137	$4,095	$1.92	6d	1	1.07mi
1652 Murchison St Unit 1654 1/2 Los Angeles, CA	5.0	5.0	2093	$4,677	$2.23	25d	1	1.07mi
3261 City Terrace Dr Los Angeles, CA	3.0	2.0	1353	$2,850	$2.11	44d	1	1.08mi
702 S Soto St Unit 704 Los Angeles, CA	3.0	2.5	1288	$3,500	$2.72	44d	1	1.18mi
609 Camulos St Los Angeles, CA	3.0	1.0	1434	$2,800	$1.95	44d	1	1.18mi
3122 Baldwin St Los Angeles, CA	4.0	2.0	1200	$3,500	$2.92	44d	1	1.24mi

Listing history 19 events

1. 2026-06-18
   days on market $485,000 Active 145 DOM
2. 2026-06-17
   days on market $485,000 Active 144 DOM
3. 2026-06-16
   days on market $485,000 Active 143 DOM
4. 2026-06-15
   days on market $485,000 Active 142 DOM
5. 2026-06-13
   days on market $485,000 Active 140 DOM
6. 2026-06-09
   days on market $485,000 Active 136 DOM
7. 2026-06-08
   days on market $485,000 Active 135 DOM
8. 2026-06-07
   days on market $485,000 Active 134 DOM
9. 2026-06-04
   days on market $485,000 Active 131 DOM
10. 2026-06-03
    days on market $485,000 Active 130 DOM
11. 2026-06-02
    days on market $485,000 Active 129 DOM
12. 2026-06-01
    days on market $485,000 Active 128 DOM
13. 2026-05-31
    days on market $485,000 Active 127 DOM
14. 2026-05-06
    price $485,000 584-char remark

    Show marketing remark (584 chars)

    Probate. Subject to court confirmation and overbids. Fixer Duplex currently functioning as an unpermitted six-unit property. 6,238 sq. ft. lot with approximately 1,560 sq. ft. of permitted living space. This is an ideal project for experienced investors looking to unlock upside through improvements and optimized use. Nearby attractions include the scenic hiking trails at Ascot Hills Park, Cal State LA, the dining and nightlife of Highland Park, the shops and restaurants of Alhambra Place, everything DTLA has to offer and much more! Drive by ONLY. Will not qualify for financing.

15. 2026-03-25
    price $515,000 584-char remark

    Show marketing remark (584 chars)

    Probate. Subject to court confirmation and overbids. Fixer Duplex currently functioning as an unpermitted six-unit property. 6,238 sq. ft. lot with approximately 1,560 sq. ft. of permitted living space. This is an ideal project for experienced investors looking to unlock upside through improvements and optimized use. Nearby attractions include the scenic hiking trails at Ascot Hills Park, Cal State LA, the dining and nightlife of Highland Park, the shops and restaurants of Alhambra Place, everything DTLA has to offer and much more! Drive by ONLY. Will not qualify for financing.

16. 2026-02-20
    price $550,000 584-char remark

    Show marketing remark (584 chars)

    Probate. Subject to court confirmation and overbids. Fixer Duplex currently functioning as an unpermitted six-unit property. 6,238 sq. ft. lot with approximately 1,560 sq. ft. of permitted living space. This is an ideal project for experienced investors looking to unlock upside through improvements and optimized use. Nearby attractions include the scenic hiking trails at Ascot Hills Park, Cal State LA, the dining and nightlife of Highland Park, the shops and restaurants of Alhambra Place, everything DTLA has to offer and much more! Drive by ONLY. Will not qualify for financing.

17. 2026-01-24
    listed $600,000 Active 584-char remark

    Show marketing remark (584 chars)

    Probate. Subject to court confirmation and overbids. Fixer Duplex currently functioning as an unpermitted six-unit property. 6,238 sq. ft. lot with approximately 1,560 sq. ft. of permitted living space. This is an ideal project for experienced investors looking to unlock upside through improvements and optimized use. Nearby attractions include the scenic hiking trails at Ascot Hills Park, Cal State LA, the dining and nightlife of Highland Park, the shops and restaurants of Alhambra Place, everything DTLA has to offer and much more! Drive by ONLY. Will not qualify for financing.

18. 1992-04-03
    soldstatus $185,000
19. 1992-04-03
    soldstatus $185,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $4,144 · $345/mo
• Projected year-2 tax: $4,144 · $345/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,604
• − Mortgage interest: −$27,168
• − Property taxes: −$4,144
• − Insurance: −$2,425
• − Repairs & maintenance: −$4,288
• − Management: −$4,288
• − Depreciation: −$14,109
• Taxable loss: −$2,819
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $5,933/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B Housing B- Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 45,647
• Household income: $59,652
• Rent vs Own: 82.4% rent · 17.6% own
• Severe rent burden: 3159.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 13% Asian 4% White 3% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 43% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 80% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.59%
• Current HPI: 472.4588
• Rent YoY: ▼ -2.34%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+162.2% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $485,000 CRMLS
• 2026-03-25 Price Changed $515,000 CRMLS
• 2026-02-20 Price Changed $550,000 CRMLS
• 2026-01-24 Listed $600,000 CRMLS
• 1992-04-03 Sold (Public Records) $185,000 Public Records
• 1992-04-03 Sold (Public Records) $185,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,144 · +0.7% YoY. Source: county tax records.